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HomeMy WebLinkAboutLand Use Case.HP.520 E Durant Ave.HPC014-99 ,~ i~ .' PARi:E~'ID;'127.::::'8~.22:;O" 'DATI".~C\lD: I,." 9;; CA~E.j.;AME;I::2G F :J..r.'l HPC E'."'p~;cn 'p~6J~DbR;I~20 E D'J'al1~ . ;, COpiI'S,~~'CASE IIIQIHPCG' t..e\: r'L~'R:tAII1~ (;'_I"il': . S\EPS1 . CA~ETYP:I~If'C E,"~p'."" 'OWN/A,PP: Peacn,:::s l:::n Renell 2. ADA: 520 E I)...ra~;, #2-:5 . .. -"L. RE~: Pmr.\~la gt"cd.::J~t AD~: ~1JI".:~ FEES DO~45~""PC: . REF~:RRALsl CfS/Z:, As:;t;- CO 13 i~~'1 cis/z: ~.alTI~ F,EES RCVD1"'; P'H'N't".l'.': . ..~... ",0... , PHN SW"~C: STAT: r MiG, DA TEi REF~ Byl ,REVIlODY "PH , NOnCI'D ~'r'l ~t-F DUE:I I I PLAT (BK,PGI:l DATE OF FlNAL,ACTION; , CITY 'COUNCil: PZ: , BOA: DRAC':I ADMIN: REM,Ii1~,KS~ CLOSEDt . ,. BY: t PLAT.SUIlMITD: , ' ~ YtsJ ,,-.. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director..Jtl> FROM: Amy Guthrie, Historic Preservation Officer RE: 520 E. Durant A venue, Peaches en Regalia- awning fabric DATE: May 26, 1999 SUMMARY: The applicant, Peaches en Regalia, would like to replace the fabric on their existing awoing. The subject building is not historic but is located within the Commercial Core Historic District. APPLICANT: Peaches en Regalia; Patricia Straight. LOCATION: 520 E. Durant Avenue, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in ari "H," Historic Overla.y District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.01O(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general desigo, massing and volume, scale and site plan with desigoated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: In 1987, the Polo Store. was the first shop in the Ajax Mountain building to request approval for awoings. HPC approved the application and. ,-. (""\ established a policy that each building in the commercial core with awnings must have a single style and color for all the shops to use. At 520 E. Durant, the color scheme was established as navy awoings with gold lettering. As long as each shop adheres to that policy, staff can sign off on replacing the awning fabric. Subsequent to the approval for Polo, numerous businesses in the building put up awoings which did not match the blue and gold scheme. In 1994, HPC took enforcement action on the unapproved awnings and they were replaced. Apparently the one affected by this application, at Peaches en Regalia, was not brought into compliance at that time and remained blue with silver lettering. (Staff cannot confirm whether Peaches en Regalia was asked to replace their awoing in 1994.) In August 1994, Chanel applied to the HPC to ask for white awnings with black lettering. HPC reviewed the request and decided that the Chanel awnings could be black and white because the shop is located on the comer and could be a transition point as the building turns the comer to face Hunter Street. The only other awoing on the Hunter Street side, at Malo, is black and white. This is the only dowotown building where the awoings have been such a problem, probably because there are so many shops. The building owners are aware of the HPC requirements and seem to have conveyed these. to the shop owners. The Peaches en Regalia owner, who has made the application currently before HPC, was apparently not aware of the requirement and has purchased a new blue awoing with white writing, to replace the old one. She requests HPC approval to install the awning. (Note that each store has a small signboard, which is blue with white lettering.) Staff recommends that Peaches en Regalia be required to use the blue awning with gold lettering to be in compliance With two previous HPC decisions. A. separate sign permit will be needed for the awnings and any other signs proposed. The Ajax Mountain building owner will be asked to remind all the shop owoers of the awning requirements. In the future, HPC should require that when a color scheme is selected for a particular building, all the shop owoers agree to it, rather than having one businesses' signature colors (Polo-blue and gold, and Chanel- black and white) be imposed on the other stores. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. . Response: The idea of selecting one color for awnings was to give each building a uniformity, to be in character with patterns that are desired in the historic district. This is a policy that the HPC has established, therefore allowing one awoing to be different would affect the character of the neighborhood. I""'- ~, 3. Standard: The proposed development. enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposal will not affect the historic significance .of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: The proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: . Approve the Minor Development application as submitted. . Approve the Minor Development application with conditions to be met prior to issuance of a building permit. . Table action to allow the applicant further time for restudy. recommendations should be offered.) (Specific . Deny Minor Development. approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to require that a new awoing be installed at Peaches en Regalia in navy fabric with gold lettering, to match those currently existing on south facing side of the building. A sign permit will be required." Exhibits: Resolution No.-, Series of 1999 A. Staffmemo dated May 26, 1999. B. Application. r-.. !"""'\ \, ' ATTACHMENT 1 LAND USE APPLICA 110N FORM 1. Project name . 3. Present zoning ("~(7 /d 4, lot size 6. 9' d OJ;;; ?( 0 '?~ 5. 7. Type of application (check all that apply): Conditional Use Special Review 8049 Greenline Stream Margin Subdivision' GMQS allotment View Plane Lot Split/Lot line Adjustment Conceptual SPA Conceptual HPC Final SPA Final HPC Conceptual PUD Minor HFC Final PUD Relocation HFC Text'Map Amend. Historic Landmark GMQS exemption Demo/Partial Demo Condominiumization~ Design Review . Appeal Committee. \' L t-W"u ~fT70 (/l 8, Description of existing uses (number and type of existing structures, approximate sq. ft, number of bedrooms, any previous approvals granted to the property) '0 IJIV.! ~j';. /b71. . y . 1/ Sirod..'fE:..., 10. H.ave you completed and attached the following? Attachment 1- Land use applioation form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 ,-" STEPHEN J. MARCUS P.O, Box 1709 AsPEN, COLORAOO 81612 (970) 925-7615 (970) 920-3693 FAX APRIL 28, 1999 TO PEACHES EN REGALIA 520 EAST DURANT.ST. t! 206 ASPEN, CO. 81611 ATTENTION: PATRICIA STRAIGHT RE: AWNINGS, FOR PEACHES EN REGALIA ("', THE AJAX MOUNTAIN ASSOCIATES, APPROVES THE NAVY BLUE AWNING AND THE WHITE LETTERS ON THE DROP TO BE INSTALLED ABOVE THE WINDOW AT 520 EAST DURANT ST. AJAX MOUNTAIN BUILDING, ASPEN, COLORADO.